proposed hotel for 753 9th avenue n - seattle.gov home€¦ · site context and urban design...
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Proposed Hotel for 753 9th Avenue NEarly Design Guidance • 21 October 2015
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R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 3
CONTENTSi |
1 |
2 |
3 |
4 |
5 |
6 |
7 |
DEVELOPMENT TEAM
DEVELOPMENT OBJECTIVES
SITE CONTEXT AND URBAN DESIGN ANALYSIS
DESIGN GUIDELINES
SITE ANALYSIS
PROPOSED BUILDING MASSING OPTIONS
DEPARTURES
APPENDIX: PREFERRED SCHEME FEATURES
R. D. Olson Development Degen & Degen
Surrounding Zoning Neighborhood Development & UsesDiagrams - Environmental and Flight PathCommunity Nodes + ViewsDiagrams - Pedestrian, Bicycle and TransitSurrounding Neighborhoods9-Block Area Surrounding Project SiteSite Context PhotosPhoto Montage of Streetscape
Context and SiteStreet-Level InteractionDesign Concept
Neighborhood ConnectionSite SurveyZoning DataArrival & Site AccessSite Circulation
Owner-Developer: R. D. Olson Development
Paséa Hotel & SpaHuntington Beach, California
Aliso Viejo Renaissance ClubSportAliso Viejo, California Irvine Spectrum Marriott CourtyardIrvine, California AVIA HotelLong Beach, California
Residence InnLong Beach, California
Hampton Inn & SuitesPoway, California
Residence Inn Burbank, California
Residence InnOceanside, California
Hilton Garden InnOxnard, California
Marriott Shadow RidgePalm Desert, California
Fairmont Newport Beach SpaNewport Beach, California
Hotel Palomar WestwoodLos Angeles, California
Four Season Los Angeles, California
San Diego Marriott Hotel & MarinaSan Diego, California
Timber Cove InnJenner, California
Regent Beverly WilshireBeverly Hills, California
i | DEVELOPMENT TEAM
SELECTED PROJECTS
Architect: Degen & Degen
SELECTED PROJECTS
ii | DEVELOPMENT TEAM
WatertownSeattle, Washington Architecture + Interior Design
Liberty Station East Hotels - Embassy SuitesSan Diego, CaliforniaArchitecture + Interior Design
Liberty Station East Hotels - Hampton Inn & SuitesSan Diego, California Architecture + Interior Design
Marriott at LA Live - Residence Inn + Courtyard Los Angeles, California Interior Design
Liberty Station East Hotels - TownePlace SuitesSan Diego, CaliforniaArchitecture + Interior Design
Suquamish Clearwater ResortSuquamish, WashingtonArchitecture + Interior Design
Residence Inn San Diego Gaslamp QuarterSan Diego, California Interior Design
Stadium North Lot - Embassy SuitesSeattle, WashingtonInterior Design
Residence Inn Seattle - Downtown: Lake UnionSeattle, Washington ID Renovation
Residence Inn Seattle - University DistrictSeattle, WashingtonArchitecture + Interior Design(Through DD)
Courtyard by Marriott - Downtown: Pinoeer SquareSeattle, WashingtonInteriors - Adaptive Reuse
Hilton BellevueBellevue, WashingtonInterior Design
Courtyard by Marriott - Fisherman’s WharfSan Francisco, CaliforniaInterior Design
Hitlon San Fransico - Financial DistrictSan Francisco, CaliforniaInterior Design
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SITE
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 7
1 | DEVELOPMENT OBJECTIVES
• Boutique, branded hotel• 8-stories + 1 story underground parking• 113 guestrooms• 31 parking spaces• 3,000SFgroundfloorcommercialspace-cafe• 82,400 Total GSF - including parking
• Maximize height and FAR• Appropriate for location and neighborhood• Orient guestrooms to maximize light and views• Orient guestrooms to anticipate future adjacent developments• Activate the street• Respond to land use criteria and DRB input
Multiple design concepts were considered leading up to the massing schemethatispresentedhere.Thehighprofileofthiscornersite,potential development on both sides, and preferrred orientation towardLakeUnionwereallstronginfluencesinarrivingatthepreferrerd scheme.
Note: Gross Floor Area measured to inside face of exterior wall
to
(not used)
Allowable Gross Floor Area:
Lot size: 13,894
Base FAR: 4.5
Max FAR with bonues and/or TDR's: 6 (Not used)
Total Allowable Gross Floor Area: 4.5 62,523
Proposed Gross Floor Area:Adjusted
Gross Floor Area Exemptions Gross Floor Area Keys Parking Notes
8 5,592 5,592 77 8,472 8,472 186 8,472 8,472 185 8,472 8,472 184 8,472 8,472 183 8,472 8,472 18
2 8,472 8,472 16
L1 11,982 3,000 8,982 1 Exempt: street level eating/drinking
0 Exempt: parking ramp
P1 13,894 13,894 0 31 Exempt: all floor area below grade
Total adjusted Gross Floor Area: 65,406 113 Total keys
32 Total parking
Deduct allowance for mechanical equipment:-3.5% -2,289
Total Chargable Gross Floor Area: 63,117
Total Allowable Gross Floor Area: 62,523
FAR balance: Allowable less Chargable = -594Unused FAR
Proposed area > allowable area to be resolved as design progresses
Project Summary
Design Goals and Objectives
Summary of Findings
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R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 9
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
Commercial
Seattle Mixed
Neighborhood Commercial
Lowrise Residential
The Future of South Lake Union
As a continually evolving neighborhood of Seattle, South Lake Union is a growing hub of activity comprised of Living, Working, and Playing. This Sitebecomespartofthenewinfillfromthe85ftzone, evolving the backdrop for Lake Union and adjacent areas. Looking forward, this building aims to compliment it’s surrounding buildings and add to the diverse aesthetics of the neighborhood character.
Project Site
LEGENDSurrounding Zoning
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
C2-40C1-65
SM-125
SM-85
SM/R 55/85
SM160/A5-240
SM/R 55/85
SM 85/240SM 85
SM-85
LR3 RC
NC3-85
SM 85 165-160
SM B5 165-160
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201510
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
Historic
Multi-Family Housing
Single Family Housing
Mixed Use
Hotel
Religious
Institutional
LEGENDNeighborhood Development & Uses
Project Site
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 11
Shoreline Environment Environmentally Critical Areas
2 | SITE CONTEXT & URBAN DESIGN ANALYSISDe
xter A
ve N
8th A
ve N
Auro
ra A
ve N
9th A
ve N
Wes
lake A
ve N
Terry
Ave
N
Bore
n Ave
N
Lake Union
Fairv
iew A
ve N
Dexte
r Ave
N
8th A
ve N
Auro
ra A
ve N
9th A
ve N
Wes
lake A
ve N
Terry
Ave
N
Bore
n Ave
N
Lake Union
Fairv
iew A
ve N
Source: Seattle Department of Planning and Development Shoreline Master Program and SEPA June 2014 Accommodations Source: Seattle Department of Planning and Development
Urban General (Commercial/Industrial Uses)
Conservancy Management (Water-Dependent Infrastructure)
Shoreline Habitat Buffer
Liquefaction (USGS)
Archeological Buffer
Project Site
91’
116’141’166’191’216’241’266’
Flight Path Diagram
Source: Seattle Department of Planning and Development South Lake Union Environmental Impact Statement 2015 Appendix F
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201512
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
1
2
2
10
10
3
3
11
11
9 9
7
7
4 4
8
8
5
5
6
6
1 Lake Union Park
MOHAI
Center for Wooden Boats
Kenmore Air
Bill and Melinda Gates Foundation
Space Needle/EMP Museum
Allen Institute for Brain Science
UW Medical Campus
Amazon Campus
Fred Hutchinson Cancer Research
Cascade Park
Views to Space Needle
Views t
o
Amazon
Campus
Views to Lake Union
Community Nodes + Views
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
NProject Site
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 13
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
Future Dedicated Cycle Lane
Existing Shared Cycle Lane In Street
Future Shared Cycle Lane In Street
Existing Off Street Cycle Lane
Future Off Street Cycle Lane
Future Neighborhood Greenway
Bicycle Network
Bus Routes
Streetcar Routes
Streetcar Stops
Bus Stops
Mass Transit Routes
Source: Adopted Seattle Bicycle Master Plan 2014 Source: King County Metro Transit
Pedestrian Street Classifications
Dexte
r Ave
N
8th A
ve N
Auro
ra A
ve N
9th A
ve N
Wes
lake A
ve N
Terry
Ave
N
Bore
n Ave
NLake Union
Park
Fairv
iew A
ve N
Source: Seattle Municipal Code Map A for 23.48.014 Pedestrian Street Classification in south Lake Union
Class 1 Pedestrian Streets
Class 2 Pedestrian Streets
Neighborhood Green Streets
Pedestrian Loop Trail
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201514
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
Surrounding Neighborhoods
Walk Score:
92/100“Walker’s Paradise”
Transit Score:
82/100“Excellent Transit”
Bike Score:
85/100“Very Bikeable”
Source: https://www.walkscore.com/score/753-9th-ave-n-seattle-wa-98109
5 Minute Walk
10 M
inute
Walk
10 Minute W
alk
Lake Union
Westlake
South Lake UnionQueen Anne
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 15
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
9-Block Area Surrounding Project Site
SITE9TH AVE N
ALOH
A ST
REET
VALL
EY S
TREE
TROY
STRE
ET
MER
CER
STRE
ET
WESTLAKE AVE N
8TH AVE N
WESTLAKE AVE N
AURORA AVE N
8TH AVE N
DEXTER AVE N
VALL
EY S
TREE
T ALOHASTREET
16' ALLEY
9TH AVENUE N.
40'
40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LO
T
ASPH
PARKING
LOT
C
C
(E) Building
P.L. 120' - 0"
P.L.116'-0"
PropertyLine
PROPOSEDBUILDING
(DEDICATED PUBLIC
RIGHT-OF-WAY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate(E) Parking Lot
50.1'
120.1'
50.3'
120.0'
Landscape
Landscape
Landscape
(E) Sidewalk
Unstriped ParkingArea
Proposed PrimaryHotel Entrance
Proposed Location
of Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk
(E) Sidewalk
SITE PLANSCALE: 1" = 30'-0"
Address of Property:Assessor Parcel No.:
Owner:753 9th Avenue N
Seattle, WA 98109408880-3565
9th & Aloha LLC2317 Rosemont Pl W
Seattle, WA 98199That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office of
the COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,
described as follows:Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St is
established and location under deed from Struve Estate, a corporation to the City of Seattle, recorded under
Recording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,
120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley in
said Block 82 as said alley is established and located under above deed; thence North along said East line to
the South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
Future Development Site
8 Story Residential Building Juxt (Under Construction)
Surface Parking Lot
Maaco Collision and Repair
Art Marble 21
Marriott Courtyard Hotel
Potential Future Park
Seattle Parks & RecMaintenance Shop
Buca di Beppo FutureOffices(Approved EDG)
UW Medicine Lake Union
Tin Cup Coffee and Espresso
Tap Plastics
Paul Allen Institute
Cask and Trotter
Future Development Site
DEXTER AVE N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201516
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
Site Map Streetscape Context
1 2
3 4
Looking North into Alley from Roy Street Looking North from 8th Ave N & Roy Street
Northwest Corner of 8th Ave N & Aloha Street Looking Southwest from Westlake Ave
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
1
4
2
3
7
5
6
98
10
Broad St
Wes
tlake
Ave
N
Terry
Ave
N
Valley St
Valley St
Roy St
Mercer St
Aloha St
Dext
er A
ve
8th
Ave
N
9th
Ave
N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 17
Parkscape Context
5 6 7
9 10
Allen Institute for Brain Science MOHAI and Safeco Bridge
Lake Union Park Beach, directly across from Project Site
Looking Northwest at Project Site from Lake Union Park
View of Space Needle behind Project Site8 Lake Union Park, directly east of Project Site
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201518
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
1
2
12
3 4
Elevation - Aloha Street, Looking North
Elevation - Aloha Street, Looking South
Courtyard Seattle Downtown/Lake Union
Project Site(Not to Scale)
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
Broad St
Wes
tlake
Ave
N
Terry
Ave
N
Valley St
Valley St
Roy St
Mercer St
Aloha St
Dext
er A
ve
8th
Ave
N
9th
Ave
N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 19
801 Dexter Ave - Juxt ApartmentsDiamond Services Short-Term Parking Lot
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201520
2 | SITE CONTEXT & URBAN DESIGN ANALYSIS
3
4
Buca di Beppo Ducati Seattle
Elevation - 9th Ave N, Looking West
Elevation - 9th Ave N, Looking East
Art Marble 21
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 21
Maaco Collision Repair TAP Plastics Tin Cup Espresso and Coffee Shop
Project Site(Not to Scale)
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201522
PL1 - ConnectivityPublic Life
SDG:• Complement and contribute to the network of open spaces
around the site and the connections among them. • Adding to Public Life: Seek opportunities to foster
human interaction… Consider features such as widened sidewalks, recessed entries…
• Opportunities for creating lively, pedestrian oriented open spaces to enliven the area and attract interest and interaction with the site and building should be considered.
• Visible access to the building’s entry should be provided.• Where possible include…overhead weather protection; …
outdoor dining;; pedestrian lighting…
SLU: Human Activity: Keep neighborhood connections open... Reinforce pedestrian connections both within the neighborhood and to other adjacent neighborhoods. Design for a network of safe and well-lit connections to encourage human activity and link existing high activity areas.
CS2 - Urban Pattern and FormContext and Site
SDG: Emphasize attributes that give … the site distinctive sense of place. Evaluate the degree of visibility or architectural presence that is appropriate or desired given the context…
SLU: Reinforce community gateways through the use of architectural elements, streetscape features, landscaping and/or signage…such as setbacks to allow for pedestrian friendly spaces; landscaping; artwork; façade treatments. (Note that Westlake and 9th N is listed as a gateway location.)
Response: The building’s unique orientation with respect to the intersection and the composition and articulation of its facade help establish this location as a gateway.
Streetscape architectural features improve the pedestrian experience.
Response: Architectural character of this neighborhood could definitely be considered evolving. The proposed building’sorientation toward Lake Union Park helps establish an appropriate edge to the neighborhood.
Response: Both street fronts are activated through the use of abundant glazing. Outdoor café seating anchoring the corner of the intersection together with the main hotel entry on Aloha serve to transform this street in to a pedestrian link connecting the residential neighborhood to the west to Lake Union Park.
Response: Direct response to each criteria listed above:• Café entry oriented in line with bridge to Lake Union Park• Rotatedfirstfloorincreaseswidthofsidewalk,createspedestrian-
friendly sidewalk café, and recesses all building entires• Building entry is clearly marked on both 9th and Aloha• Overhead weather protection, outdoor dining, and pedestrian
lighting are all provided
CS3 - Architectural Context & CharacterContext and Site
SDG: Contribute to the architectural character of the neighborhood. Evolving Neighborhoods: In neighborhoods where architectural character is evolving or otherwise in transition, explore ways for new development to establish a positive and desirable context…to build upon in the future.
PL2 - WalkabilityPublic Life
SDG: Create a safe and comfortable walking environment that is easy to navigate and well-connected to existing pedestrian walkways and features. Create a safe environment by providing lines of sight…through strategic placements of doors,…and street level uses. Ensure transparency of street-level uses… Overhead weather protection is encouraged…
SLU: Streetscape Compatibility: The vision for street level uses in SLU is a completed network of sidewalks that successfully accommodate pedestrians…safe, welcoming and open to the general public.
3 | DESIGN GUIDELINES
1 2 3 4
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 23
Response: Both street fronts are activated through the use of abundant glazing. Outdoor café seating anchoring the corner of the intersection together with the main hotel entry on Aloha serve to transform this street in to a pedestrian link connecting the residential neighborhood to the west to Lake Union Park.
Response: Main hotel entry is on Aloha. 9th is designated a Principal Arterial as well as a Major Truck Street, thereby precluding locating the entry on 9th.
All parking is below grade and served by valet.
Proposed departure to allow site ingress via a curb cut on Aloha and egress via the alley creates a safer pedestrian experience and minimizestrafficinthesurroundingarea.(Seeanalysisonp.28-29)
Response: The roof-top is designed to be an amenity space with views to Lake Union, SLU Park, and the Space Needle.
Response: Exterior materials have not yet been selected, however they will be high quality, appropriate for the location, and durable.
Exterior signage will be located both on the street level to add interest as suggested in the guidelines above and on the top story of the façade to identify the hotel from a distance.
PL3 - Street Level InteractionPublic Life
SDG: Encourage human interaction and activity at the street-level with clear connections to building entries and edges.Commercial lobbies should be visually connected to the street…
SLU: Human Activity: Create graceful transitions at the streetscape level between the public and private uses. Design facades to encourage activity to spill out from business onto the sidewalk, and vise-versa.
DC1 - Project uses and ActivitiesDesign Concept
SDG: Optimize the arrangement of uses and activities on site.
Vehicular Access and Circulation – Choose locations for vehicular access, service uses, and delivery areas that minimize conflictbetween vehicles and non-motorists wherever possible…by: using existing alleys for access or, where alley access is not feasible, choosing a location for street access that is the least visually dominant and/or which offers opportunity for shared driveway use…
SLU: Providing parking below grade is preferred.
DC2 - Architectual ConceptDesign Concept
SDG: Developanarchitecturalconceptthatwillresultinaunifiedand functional design that fits well on the site and within itssurroundings.
SLU: Designthe“fifthelevation”-theroofscape-inadditiontothe streetscape.
DC4 - Exterior Elements and FinishesDesign Concept
SDG: Useappropriateandhighqualityelementsandfinishesforthe building and its open spaces. Add interest to the streetscape with exterior signs…that are appropriate in scale and character…
SLU: No additional guidelines.
5 6 7 8
INTENTIONALLY LEFT BLANK
Neighborhood Connection
Confluence of NeighborhoodsThesiteoccupiesaprominentcornerlocationdefiningtheedge between two neighborhoods: residential and mixed commercial to the west and recreation (Lake Union Park) to the east.
• Views and pedestrian routes from the residential area eastward toward Lake Union Park link the two neighborhoods
• Views from Lake Union Park toward the residential areatothewestaredefinedbytheedgeofthenew development along 9th Avenue N
4 | SITE ANALYSIS
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 25
ALOHA STREET
16'A
LLE Y
9TH
AVEN
UE
N .
40'40'
30'
30'
30'
30'
7'CW
7'CW
12'CW
9'CW
7'CW
GATE
ASPH PARKING LOT
ASPHPARKING
LOT
C
C
(E) Building
P.L.
120'
-0"
P.L. 116' - 0"
PropertyLine
PROPOSEDBUILDING
(DED
ICAT
ED P
UBLI C
RIG H
T-OF
- WAY
)
(DED
ICAT
ED P
UBLI C
RI G
HT-O
F-W
AY)
(DEDICATED PUBLIC RIGHT-OF-WAY)
(E) ParkingLot
(E) Gate
(E) Parking Lot
50.1'
120.1
'
50.3'
120.0
'
L an d
s cap
eL a
n ds c
ape
L an d
s cap
e
(E) Sidewalk
Uns tr
i ped P
a rk in
gA r
e a
Proposed PrimaryHotel Entrance
Proposed Locationof Garage Access
(E) Crosswalk
(E) Crosswalk
(E) Crosswalk(E) Sidewalk
SITE PLAN SCALE: 1" = 30'-0"Address of Property:
Assessor Parcel No.:
Owner:
753 9th Avenue NSeattle, WA 98109
408880-3565
9th & Aloha LLC2317 Rosemont Pl WSeattle, WA 98199
That portion of Lots 4 & 5, Block 82, Lake Union Shore Lands, according to the maps on file at in the Office ofthe COmmission or Public Lands in Olympia, WA and that portionof vacated Broad Street adjoining said lots,described as follows:
Beginning at the intersection of the West line of 9th Ave N wit hthe South line of Aloha St as said St isestablished and location under deed from Struve Estate, a corporation to the City of Seattle, recorded underRecording Number 139444, Records of King County, WA; thence South along the west line of 9th Ave N,120ft;thance West parallel to the South line of said Aloha St, 116.4ft, more or less, to the East line of the alley insaid Block 82 as said alley is established and located under above deed; thence North along said East line tothe South line of said Aloha St; thence East along said South line of Aloha St 116.4ft, to the place of beginning.
Legal Description:
N
Public RecreationGrowing Residential
CITY
OF SEA
TTLE
LAK
E UN
ION
SHO
RELA
ND
S
BLOC
K 82
CITY OF SEATTLE
LAKE U
NIO
N SH
OR
ELAND
S
98102-3513
BUSH, ROED & HITCHINGS, INC.
2009 MINOR AVE. EASTSEATTLE, Washington
LAND SURVEYORS & CIVIL ENGINEERS
FAX# (206) 323-7135
(206) 323-41441-800-935-0508
NE 1/4, SEC. 30, TOWNSHIP 25 N., RANGE 4 E., W.M.
TOPOGRAPHIC & BOUNDARY SURVEY
RD OLSENVICINITY OF 9TH AVE N & ALOHA ST
SEATTLE KING COUNTY WA04/29/15
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201526
4 | SITE ANALYSIS
CITY
OF SEA
TTLE
LAK
E UN
ION
SHO
RELA
ND
S
BLOC
K 82
CITY OF SEATTLE
LAKE U
NIO
N SH
OR
ELAND
S
98102-3513
BUSH, ROED & HITCHINGS, INC.
2009 MINOR AVE. EASTSEATTLE, Washington
LAND SURVEYORS & CIVIL ENGINEERS
FAX# (206) 323-7135
(206) 323-41441-800-935-0508
NE 1/4, SEC. 30, TOWNSHIP 25 N., RANGE 4 E., W.M.
TOPOGRAPHIC & BOUNDARY SURVEY
RD OLSENVICINITY OF 9TH AVE N & ALOHA ST
SEATTLE KING COUNTY WA04/29/15
ALOHA STREET
9TH
AVE
NU
E N
+31.89’ +29.20’
+31.28’+30.49’
115.78’
115.80’
120.
00’
120.
00’
SITE AREA:
The project parcel size area equals 13,894 square feet with 120’ of frontage on 9th Ave Nand115.78’offrontageonAlohaStreet.
TOPOGRAPHY:
The site is fairly flat, sloping from 31.89’at the northwest corner to 29.20’ at the northeast corner, a net difference of approximately2.5’.
SITE TREES:
Therearenotreesofsignificantsizeonthesite. There are however street trees on the siteasfollows-(3)2”deciduoustreeson9th Ave.
2 Story CommercialMasonry Building
Footprint = 6,011 S.F.Parking Lot
Site Survey
13,894 SF
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 27
Land Use
Site ParcelNumber:408880-3565
7539th Avenue NSeattle, WA 98109
Size: 13,894
Existinguse: OfficeBuildingProposed use: Hotel
Zoning(SMC 23.48)
SM-85-SeattleMixed85’South Lake Union Urban CenterPedestrianstreetclassification(bothon9th & Aloha) : NoneStreetArterialClassification:PrincipalArterial(9th Avenue)TransitClassification:MinorTransitStreet(9th Avenue)Major Truck Street: (9th Avenue)
Lot Coverage(SMC 23.48.008)
21,600SForless,100rooms/suitesorfewer
FAR(SMC 23.48.009)
Base4.5Max:6MechanicalEquipmentAllowance:Deduct3.5%Floor Areas exempt: street level general sales & service street level eating/drinking establishments street level entertainment use solar collectors / wind-driven power generators
Bonus – Housing/Child Care(SMC23.58A.010)
Performance: providing on-site or approved off-site low income housing or childcare(15.6%ofGSFofbonusarea)Payment:payingCitytoprovidehousingorchildcare($24.95/GSFofbonus area)
Bonus – Amenities(SMC23.58A.040)
Neighborhoodopenspace/plaza–7:1(3,000sfmin.)Greenstreetsetbacksonlotsabuttingdesignatedgreenstreets–5:1(10ftavg. max.)Greenstreetimprovements–5:1Mid-blockcorridor–7:1Hillsideterrace–5:1
Allowable Height(SMC 23.48.010)
85FTExemptions: pitchedroofmin.slope6to12(10’)pitchedroofmin.slope4to12(5’) railings, skylights, parapets, clerestories (4’)solarcollectors(7’)stairpenthouse,mechequip.,atriums(15’)Bonuses: affordablehousing(23.58A.014)(23.58A.024)
Property Line Facades(SMC 23.48.014)
Min.heightforstreetfacingfacades:15’Street setbacks: no requirement
Façade Transparency(SMC 23.48.014D)
Façadetransparency:30%min.Slopeexceeding7.5%:22%min.Blankfacades:30’max.width,70%ofstreetfaçade(78%forslopeover7.5%)
Street Level Uses(SMC 23.48.014E)
Required75%offaçadetobeacceptablestreetuseStreel level uses must be within 10’ of property linePedestrian entrances direct from street, 3’ above/below grade max.13’min.floor-to-floorheight30’ depth min.
Amenity Areas(SMC 23.48.020)
5%min.totalresidentialgrossarea(max:SFareaoflot)50%max.areamaybeenclosed15’min.horiz.Dimension225SFmin.foreacharea
Landscaping(SMC 23.48.024)
.30 or greater Green Factor
Access & Loading(SMC 23.48.032)(SMC23.54.035)
Truck loading parallel to alley: 12’ setback for loading berth from centerline ofalley(16’heightwhereoccurs)Access to parking & loading shall be from the alleyLow demand use.Required:(2)10’x35’berths(14’min.clearance)Provided:(2)10’x35’berths(14’clearance)
Parking(SMC23.54.030)
SM Zone: No parking requirement
Total parking required: 0Total parking proposed: 32Total Large spaces: 32Total Medium spaces: 0Total Small spaces: 0Total ADA spaces: 1
Bicycle Parking Required:(1spaceper20units)=6spaces
Alley Dedication(SMC23.53.030)
Min alley ROW width: 20’Existingalleywidth:16’Requireddedication:1/2thedifference=2’-0”
Curb Cuts(SMC23.54.030)
Streetfrontageof160ftorless=1curbcutallowed
4 | SITE ANALYSIS
Zoning Designation:SeattleMixedSM-85
Urban Village OverlaySouth Lake Union Urban Center
Airport Height OverlayOuter Transitional Surface
Environementally Critical AreasLiquefaction Zone
Zoning Data
Guest Arrival Path
Guest Departure Path
Infeasible Arrival Path
Guest Drop-Off Zone
Valley St
Roy StBroad St
8th
Ave
N
Dex
ter A
ve
Westlake Ave9t
h Av
e
Dex
ter A
ve
Westlake Ave N9t
h Av
e N
Alle
y
Mercer StMercer St
Aloha StAloha St
Alle
y
4 |
Arrival & Site Access Analysis Option 1
Aloha Street Aloha Street
9th
Ave
N
9th
Ave
N
Option 2
Guests arriving fromI-5
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201528
SITE ANALYSIS
Pros:
• Code compliant scheme
Cons:
• Guest arrival experience at Alley
• Facade along 9th Ave is used for ramp
Pros:
Good guest arrival experience
Cons:
• Compromised pedestrian experience on Aloha
• Increasedtrafficon9thAveinordertoreachtheparking garage
Aloha Street9t
h Av
e N
Option 3 - Preferred
PropertyLine
DN
A l o h a S t
Attendant Operated Parking
Hotel Entry
Return toI-5
Existing Curb Cut
90’-0”tointersectionExisting Alley
Approach fromI-5
Alle
y
9th
Av
e N
We
st l a
ke
Av e
N
Preferred Site Circulation
Secondary Exit from Site
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 29
Pros:
Good pedestrian and guest arrival experience
Minimalimpactontrafficbykeepingattendantparkingon site
Cons:
• Access from Aloha requires a Code exception
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R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 31
(Code Compliant) PREFERRED SCHEME
U-ShapedfloorplanhasguestroomsonthreesidesSouth facing guestrooms are oriented toward a future buildingMain entry and parking access is from the alley27’-0”SetbackatsouthfacadeNo requested departures
T-shapedfloorplanhasguestroomsontwosidesfacingeastand westMain entry and parking access are via a new curb cut on Aloha0’-0”SetbackatSouthFacadeDepartures: 1)23.54.035-LoadingBerthReduction 2) 23.48.034 - Alley Access (Aloha St Curb Cut) 2) 23.48.034 - Alley Access (Aloha St Curb Cut)
L-shapedfloorplanhasguestroomsontwosides,bothfacingLake UnionMain entry and parking access are via a new curb cut on AlohaVariable setback at North FacadeDepartures: 1)23.54.035-LoadingBerthReduction 2) 23.48.034 - Alley Access (Aloha St Curb Cut)
5 | PROPOSED BUILDING MASSING OPTIONS - SUMMARY
OPTION 1 - U SHAPE OPTION 2 - T SHAPE OPTION 3 - L SHAPE
SUMMARY
PROS
CONS
DEPARTURES
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201532
Northwest Corner
Northeast CornerPR
OPER
TY LI
NE
9TH AVENUE N
30’-0”SETBACK
FUTURE DEVELOPMENT
WESTLAKE AVE N
ALOHA STREET
ALOHA
STREET
ALOHA STREET
COURTYARDMARRIOTT
MOHAI MUSEUM
ALLEY
FUTURE DEVELOPMENTFUTURE
DEVELOPMENT
ALOHA STREET
9TH
AVE
STRE
ET
ALLE
Y
FUTURE DEVELOPMENT
9TH AVENUE N
WESTLAKE AVE N
WESTLAKE AVE N
ALLEY
PROP
ERTY
LINE
Southwest Corner Southeast Corner
RETAIL ENTRYHOTEL ENTRY
VEHICULAR ENTRYPROPERTY LINE
N
GrossArea 66,000sq.ft.NetHotel 63,000sq.ft.Net Retail 3,000 sq. ft.
ZerolotlineatintersectionhelpsdefinethecornerTower setback on south property line gives future building some“breathingroom”Access to parking is via alley - Code compliant
Problematic south facing rooms look directly into future buildingMinimal opportunity for street level public spaceMain hotel entry is not on the streetGuest arrival experience on alley is not desirable
None
30’-0”SETBACK
OPTION 1 - U SHAPE (CODE COMPLIANT OPTION)
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 33
PARKING
PARKING
HOTEL
HOTEL
LOBBY
LOBBY
BOH
DROP OFF
ZONE
BOH
LOBBY
CAFE
CAFE
L2
L2
L3
L3
L4
L4
L5
L5
L6
L6
L7
L7
L8
L8
85’-0”8 Levels
26’-0” 90’-0” 116’-0”
93’-0”120’-0”
27’-0”
FUTURE DEVELOPMENT
ALOHA ST
ALOHA ST
9TH
AVEN
UE N
ALLE
Y
ALLEY
9TH AVE N
P.L.
P.L.
P.L.
P.L.
27’-0”SETBACK
26’-0”SETBACK
2’-0”Alley dedication
0’-0”SETBACK
0’-0”SETBACK
DROP OFFZONE
N
CAFELOBBYHOTELBOHPROPERTY LINE
RETAIL ENTRYHOTEL ENTRYVEHICULAR ENTRY
OPTION 1 - U SHAPE (CODE COMPLIANT OPTION)
North-South Section
Ground Level
Level 2 Typical Tower Level Roof LevelEast-West Section
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201534
OPTION 1 - U SHAPE (CODE COMPLIANT OPTION)
March / September 21 - NOON March / September 21 - 2:00PM
December 21 - 2:00PM June 21 - 10:00AM June 21 - NOON June 21 - 2:00PM
Shadow Analysis:
• Shadow impact is greatest in the morning for all schemes and disipates by noon• All three options have a similiar shadow impact
March / September 21 - 10:00AM
December 21 - 10:00AM December 21 - NOON
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SUMMARY
PROS
CONS
DEPARTURES
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201536
REQUEST DEPARTURE FOR ALOHA ST INGRESS
RETAIL ENTRYHOTEL ENTRY
VEHICULAR ENTRYPROPERTY LINE
N
GrossArea 63,000sq.ft.NetHotel 60,000sq.ft.Net Retail 3,000 sq. ft.
Building facde and nearly half the guestrooms face Lake Union Park
Building has a distinct back side facing the residential neighborhood to the west Building orientation toward Aloha and toward the north end of Lake Union is nondescript
23.54.035-LoadingBerthReduction23.48.034 - Alley Access (Aloha St Curb Cut)
OPTION 2 - T SHAPE
ALOHA STREET
9TH
AVE
STRE
ET
ALLE
Y
Northwest Corner
Northeast CornerPR
OPER
TY LI
NE
9TH AVENUE N
FUTURE DEVELOPMENT
WESTLAKE AVE N
ALOH
A STR
EET
ALOHA
STREET
ALOHA STREET
COURTYARDMARRIOTT
MOHAI MUSEUM
ALLEY
FUTURE DEVELOPMENT
FUTURE DEVELOPMENTFUTURE
DEVELOPMENT
9TH AVENUE N
WESTLAKE AVE N
WESTLAKE AVE N
ALLEY
PROP
ERTY
LINE
Southwest Corner Southeast Corner30’-0”
SETBACK
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 37
PARKING
PARKING
HOTEL
HOTEL LOBBY
LOBBY
BOH
DROP OFF
ZONE
BOH
LOBBY
CAFE
CAFE
L2
L2
L3
L3
L4
L4
L5
L5
L6
L6
L7
L7
L8
L8
85’-0”8 Levels
56’-0” 60’-0” 116’-0”
120’-0”
FUTURE DEVELOPMENT
ALOHA ST
9TH
AVEN
UE N
ALLE
Y
P.L.
P.L.
P.L.
P.L.
2’-0”Alley dedication
0’-0”SETBACK
0’-0”SETBACK
DROP OFFZONE
N
CAFELOBBYHOTELBOHPROPERTY LINE
RETAIL ENTRYHOTEL ENTRYVEHICULAR ENTRY
OPTION 2 - T SHAPE
ALOHA ST
ALLEY
9TH AVE N
North-South Section
Ground Level
Level 2 Typical Tower Level Roof LevelEast-West Section
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201538
OPTION 2 - T SHAPE
March / September 21 - NOON March / September 21 - 2:00PM
December 21 - 2:00PM June 21 - 10:00AM June 21 - NOON June 21 - 2:00PM
March / September 21 - 10:00AM
December 21 - 10:00AM December 21 - NOON
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 39
INTENTIONALLY LEFT BLANK
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201540
RETAIL ENTRYHOTEL ENTRY
VEHICULAR ENTRYPROPERTY LINE
N
GrossArea 65,000sq.ft.NetHotel 62,000sq.ft.Net Retail 3,000 sq. ft.
Building is oriented to both Lake Union Park and the north end of Lake UnionMassinghelpsdefinetheintersectionRotated facade on Aloha helps open up views and the pedestrian route from the residential areaRotated facade creates outdoor seating and landscape areaCurb cut on Aloha creates landscape area along the alleyMinimizes impact to future building to the southHoteleventspaceontopfloorhasviewsofLakeUnionMain hotel entry is visible on Aloha
Requires Code Exception for curb cut on Aloha
REQUEST DEPARTURE FOR ALOHA ST INGRESS
SUMMARY
PROS
CONS
DEPARTURES
OPTION 3 - L SHAPE (PREFERRED OPTION)
Northwest Corner
Northeast CornerPR
OPER
TY LI
NE
9TH AVENUE N
FUTURE DEVELOPMENT
WESTLAKE AVE N
ALOHA STREET
ALOHA
STREET
ALOHA STREET
COURTYARDMARRIOTT
MOHAI MUSEUM
ALLEY
FUTURE DEVELOPMENT
FUTURE DEVELOPMENT
FUTURE DEVELOPMENT
9TH AVENUE N
WESTLAKE AVE N
WESTLAKE AVE N
ALLEY
PROP
ERTY
LINE
Southwest Corner Southeast Corner30’-0”
SETBACK
ALOHA STREET
9TH
AVE
STRE
ET
ALLE
Y
23.54.035-LoadingBerthReduction23.48.034 - Alley Access (Aloha St Curb Cut)
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 41
PARKING
PARKING
HOTEL
HOTEL
ROOF LOUNGE
LOBBY
LOBBY
BOHCAFE
DROP OFF
ZONE
BOH
LOBBY
CAFE
CAFE
L2
L2
L3
L3
L4
L4
L5
L5
L6
L6
L7
L7
L8
L8
85’-0”8 Levels
ROOF LOUNGE
ROOF DECK
116’-0”116’-0”
10’-0”
120’-0”110’-0”
FUTURE DEVELOPMENT
ALOHA ST
9TH
AVEN
UE N
ALLE
Y
P.L.
P.L.
P.L.
P.L.
2’-0”Alley dedication
10’-0”SETBACK
DROP OFFZONE
N
CAFELOBBYHOTELBOHPROPERTY LINE
RETAIL ENTRYHOTEL ENTRYVEHICULAR ENTRY
0’-0”SETBACK
10 D
egre
es
OPTION 3 - L SHAPE (PREFERRED OPTION)
ALOHA ST
ALLEY
9TH AVE N
North-South Section
Ground Level
Level 2 Typical Tower Level Roof LevelEast-West Section
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201542
OPTION 3 - L SHAPE (PREFERRED OPTION)
March / September 21 - NOON March / September 21 - 2:00PM
December 21 - 2:00PM June 21 - 10:00AM June 21 - NOON June 21 - 2:00PM
March / September 21 - 10:00AM
December 21 - 10:00AM December 21 - NOON
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 43
1. Reduction in Loading Berths(SMC23.54.035TableA)Twoloadingberthsarerequiredforbuildingsover60,001to160,000GSF.Ourbuildingisapproximately63,000GSF.Weproposeoneoffstreetloadingberth.
2. Alley Access – Director’s Decision (SMC 23.48.034 Section D)Access to parking and loading is generally preferred to be from the alley. In order toimprovepedestriansafety,reducetrafficcongestioninthesurroundingarea,andtoimprovetrafficflow,weproposethatingressbelocatedattheexistingcurbcutand that egress be conducted through the alley.---AseparatetrafficstudyandreportwaspreparedbyTranspoGroupevaluatingthreedifferent site access options. Transpo conludes that the option proposed here is the most advantagous:
“As described in the preceding sections and shown in Attachment 1, the preferred access option of providing a one-way driveway from Aloha Street to a lay-by area onsite would provide the fewest conflicts between hotel guests and vehicles in the alley and on Aloha Street in front of the project. Although this option would require an additional curb-cut than the code-compliant option of having all loading and access in the alley, the size and design of the curb cut as well as the improvement in vehicle circulation around the site and in the alley, pedestrian safety adjacent would likely reduce the hazards and conflicts with providing access and egress for the lay-by space and parking garage within the alley. We feel this analysis is sufficient to allow for the curb cut to the Aloha Street near the existing curb cut; however, if there are additional questions please do not hesitate to contact me at 425-821-3665 or [email protected]”
6 | PROPOSED DEPARTURES
7 |
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201544
Perspective along Aloha Street
Perspective along 9th Avenue N
Features - STREET LEVEL
APPENDIX: EVOLUTION OF THE PREFERRED OPTION
Analysis:• Café along 9th Ave – locate hotel lobby on Aloha• Rotated base creates outdoor seating area along Aloha• BaseconfigurationstrengthenspedestrianneighborhoodconnectiontoLakeUnion• Café entry aligned with crosswalk to Lake Union Park promotes public interaction• View corridor as a result of massing in relation to the corner• Both street facades have full transparency while exterior signage adds to streetscape interest• Creates opportunities for overhead weather protection• Creates opportunity for landscape elements adjoining the outdoor seating area
Cafe
Lobby/Cafe
A l o h a S t
9th
Ave
nue
NService
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 45
EVOLUTION OF THE PREFERRED OPTION
Rooftop Concept:
• Provide rooftop lounge and deck as venue for hotel functions
Analysis:
• Rentable public venue strengthens connection to Lake Union
• Contributes to architectural composition of the building massing
• Givesthebuildingavisuallyappealing“fifthelevation”byincorporatingrooftopequipmentinto the building massing
Rooftop View to Lake Union
Rooftop View to the Space Needle
Views to Space Needle
Views to Lake Union
Features - ROOFTOP
Roof Deck
Rooftop Lounge
A l o h a S t
9th
Ave
nue
N
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201546
Features - PLAN
Summary:
• Vehicular access and guess drop-off are located within the site to improve pedestrian safety and maximize pedestrian-oriented facade
• Angled driveway presents opportunity for landscape or other buffer at intersection with the alley
• Outdoor cafe seating and landscape help create pedestrian-oriented streetscape
• Rotated facade opens up views from the neighborhood to the West to Lake Union
• Hotel lobby and cafe occupy the entire street frontage
• Valet parking is achieved without leaving the site thereby reducing trafficimpactontheneighboringarea
• 2ft. wide alley dedication
• Service, trash, and loading berth are located on the alley
• SCL transformer vault is located on alley, closest to utilities running under the alley
Hotel Lobby
Cafe
Cafe
Service/Back of House
Loading Berth
10’x35’
1
1
2
2
3
3
4
4
5
5
5
6 6
7
7
9
9
8
8
EVOLUTION OF THE PREFERRED OPTION
Rooftop Lounge & Roof Deck add architectural interest to the top of building
Guestrooms face Lake Union on both elevations as an architectural response to the intersection and an acknowledgement of this location as a neighborhood Gateway
Blank facade anticipates future development to the south
Outdoor cafe seating and landscape create pedestrian-oriented streetscape
Facade glazing across both street level facades increases pedestrian interaction and helps activate the street and intersection
Cafe entry on 9th Ave N is located to be visually prominent from Lake Union Park
Main hotel street entry and taxi access on Aloha St increases pedestrian interaction and reduces congestion on 9th Ave N
Rotated tower and base open up views from the neighborhood to the west to Lake Union
Opportunity for street canopies along the entire length of both street frontages improve pedestrian experience
Features - DESIGN INTENT
Vehicular access and drop-off is tucked under the building to increase pedestrian safety and maximize pedestrian-oriented facade
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 47
EVOLUTION OF THE PREFERRED OPTION
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 201548
- Aerial Views
Looking North along 9th Ave N and Westlake Aerial looking SW - intersection of 9th Ave N and Aloha
ViewapproachingfromI-5Looking East along Aloha toward Queen Anne
Future Developments
Future Developments
Future Developments
Future Developments
9th Avenue N
9 th Avenue N
Wes
tlake
Ave
nue
9 th Avenue N
West lake Avenue
West lake Avenue
Aloh
a St
Wes t lake Avenue
A loha St
LAKE UNION
EVOLUTION OF THE PREFERRED OPTION
R.D. OLSON DEVELOPMENT | 753 9TH AVENUE NORTHDPD Project # 3020556 • 21 October 2015 49
9th Avenue N
A loha StA loha St
Aerial View Looking South
- Perspective Views
Corner of 9th Ave N and Aloha
9th Ave N looking South
Aloha St. looking toward Lake Union
Aloha St. Vehicle Access
EVOLUTION OF THE PREFERRED OPTION